PUBLIC HEARING: Review Preliminary Plat for Garden View Villas (DC Townhomes); Project 19-136

The purpose of this case is to review a Preliminary Plat Application for a twenty-three (23) lot medium density residential, detached townhome development on the property known as Outlots E and D, Town Center Gardens 3rd Addition (the "Subject Property"). The property is north of 147th Lane NW and east of Center Street. The site is currently zoned R-2 Medium Density Residential and is guided as Medium Density Residential in the comprehensive plan. The Applicant, DC Ramsey, LLC (the "Applicant") is proposing a development that generally meets all the requirements of the R-2 District.

The City sent a mailing via USPS to property owners within 700 feet of the Subject Property, as noted in the Anoka County Property Records, notifying them of the public hearing.

Summary
The Subject Property is zoned R-2 Medium Density Residential, which allows for detached villas, attached townhomes, or multifamily units. The Applicant is proposing twenty-three (23) detached villas with 50 foot wide lots, which meets the requirements of the R-2 Detached Villa regulations. The allowed density in the R-2 District is 4 - 7 units per acre, and the proposal is approximately 4.1 units per acre. Please see the attached review letter for additional information on bulk zoning standards.

Density Transitioning
The Subject Property is zoned R-2, and is adjacent to COR, R-2, and PUD-zoned properties. The PUD to the north is a unique PUD that was guided as a "live-work" neighborhood, which allows for home-based businesses and more commercial-type uses in the southern portions of the properties abutting the Subject Property. The underlying zoning for the PUD is R-1 Residential (Rural Developing), which is the large-lot single family zoning district on private well and septic systems. There is no density transitioning required between the properties zoned R-2 and COR, but typically there would be density transitioning required between R-2 and R-1 Residential (Rural Developing). The City Code does allow flexibility to density transitioning for unique situations such as these, and in speaking with the City Attorney, the City has the ability to be flexible with the density transitioning requirements, which would typically require 45 feet of buffer. Because the area abutting the Subject Property is largely wetland (encumbered by drainage and utility easement, and unbuildable) and then large out-buildings which allow for commercial uses, Staff does not feel it is reasonable to enforce the 45 foot buffer requirement. Staff is open to suggestions from the Planning Commission; however, the Applicant proposed a 20 foot buffer, which is the required rear yard setback in the R-2 District, and would be allowed if the properties to the north were zoned Commercial (which is how they function). 

Landscaping is still required in this reduced buffer area per City Code, which will require significant alterations to the proposed landscape plan.

Items to consider to increase architectural standards of the site for reduced buffer width:

• Public street facing improvements for homes on south portion of lot (abutting 147^th Ln) including front porch, door, and typical “front of home” look
• Required porches of at least 48 square feet on the front of homes
• Inclusion of stone or other high quality materials

City Staff would like feedback from the Planning Commission on this requirement.

Streets
The Applicant has proposed a private street running east-west through the development. This street is required to be at least 24 feet wide with no parking signs on both sides of the street.

Bulk Standards
The proposal appears to meet the requirements for density, overall lot coverage, driveway length, house size, and setbacks.

Wetlands
There are significant wetlands that have been delineated and will need to be encumbered with drainage and utility easement entirely, as well as a 16.5 foot setback from the edge of the wetland that will need to be covered by easement. The Applicant is aware of the wetland onsite and has noted the 16.5 foot wetland setback.

Architecture
The Applicant is proposing modular-style homes, which are built off-site in two pieces and are connected onsite. The homes would be slab-on-grade homes with garages and porches constructed onsite. The Applicant has noted that the modular-style construction allows for a lower price point, under $300,000, which provides an affordable option for first-time homebuyers and those looking to downsize. They use a midwestern company based out of Wisconsin for construction. This is an acceptable construction method so long as the exterior design requirements are met. Generally, the hope is that these units will look similar to surrounding homes. The home is affixed to a foundation.

City Code Requirements

• Section 117-112: R-2 Bulk Standards
• Section 117-588: Major Plat Requirements

The Applicant is responsible for all costs associated with this project and review.

Staff recommends City Council adopt Resolution #20-002 Approving Preliminary Plat for Garden View Villas

Motion to Recommend the City Council Adopt Resolution #20-002